3444 W Center St #43 · Riverside, CA 92501

$185,000

3 bd · 2.0 ba · 1,230 sqft · Manufactured · 241 Days on market

Built 2024 Good condition $150/sqft · at area comps Est $183k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home located in Fruition new community all age Mobile Home Park features 3 bedrooms 2 bathroom open kitchen to living room, small shed, carport for 2 vehicles . Don't miss out on this great opportunity home is only 1 year old.

Key facts

• Small shed
• Community pool
• Built 2024

Tags

• OPEN KITCHEN TO LIVING ROOM
• SMALL SHED
• CARPORT FOR 2 VEHICLES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.0% in Riverside — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 42 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $3,176/mo this rent would consume 47% of the median local household income ($82k/yr) (locally 900% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.50%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $183,155
• List price: $185,000
• Delta: 1.01%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3444 Center St #13	0.00mi	3/2.0	1,223 (-1%)	1mo	$202,033	$165	98
3444 Center St #11	0.00mi	3/2.0	1,200 (-2%)	13mo	$215,000	$179	85
2851 S La Cadena Dr #130	0.26mi	3/2.0	1,080 (-12%)	7mo	$159,000	$147	62
2851 S La Cadena #123 Dr #123	0.26mi	3/2.0	1,344 (+9%)	20mo	$185,000	$138	56
2851 S La Cadena Dr #72	0.26mi	4/2.0 (+1)	1,344 (+9%)	22mo	$185,000	$138	49
2851 S La Cadena #100	0.53mi	3/2.0	1,152 (-6%)	20mo	$140,000	$122	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.76×
• Total profit: $39,514
• Equity at exit: $27,584

10-year hold

• IRR: 25.7%
• Equity multiple: 2.95×
• Total profit: $100,962
• Equity at exit: $15,995

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92501

• Home prices YoY: -22.9%
• Rents YoY: 0.1%
• Active inventory: 42
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,176 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $1,230

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,358	-5% $1,294	+0% $1,230	+5% $1,166	+10% $1,102
Rent	-10% $979	-5% $1,105	+0% $1,230	+5% $1,356	+10% $1,481
Rate	-1.0pp $1,323	-0.5pp $1,277	base $1,230	+0.5pp $1,182	+1.0pp $1,134

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 N Orange St Riverside, CA	3.0	2.0	1080	$4,999	$4.63	0d	1	0.45mi
1054 Orange St Unit 207 Riverside, CA	2.0	1.0	735	$1,750	$2.38	25d	1	0.87mi
1151 Clark St Riverside, CA	4.0	2.0	1248	$2,800	$2.24	45d	1	0.98mi
19173 Sequoia Grove St Riverside, CA	3.0	2.5	1204	$3,250	$2.70	0d	1	1.16mi
7440 Fig Grove Ln Unit 7440 Riverside, CA	3.0	3.0	1257	$1,100	$0.88	45d	1	1.17mi
7512 Fig Grove Ln Riverside, CA	3.0	2.5	1410	$3,500	$2.48	0d	1	1.18mi
7281 Olive Grove St Riverside, CA	3.0	2.5	1257	$3,075	$2.45	45d	1	1.21mi
3812 Carrotwood St Riverside, CA	3.0	3.0	1381	$2,900	$2.10	45d	1	1.22mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	45d	1	1.31mi
3647 Elliotta Dr Riverside, CA	2.0	2.0	1050	$2,895	$2.76	45d	1	1.33mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	11d	1	1.42mi
3745 Strong St Riverside, CA	1.0–2.0	1.0	782	$1,995	$2.55	5d	2	1.42mi
3845 Strong St Riverside, CA	3.0	2.0	1032	$2,800	$2.71	45d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 241 DOM
2. 2026-06-18
   days on market $185,000 Active 238 DOM
3. 2026-06-17
   days on market $185,000 Active 237 DOM
4. 2026-06-16
   days on market $185,000 Active 236 DOM
5. 2026-06-15
   days on market $185,000 Active 235 DOM
6. 2026-06-13
   days on market $185,000 Active 233 DOM
7. 2026-06-13
   days on market $185,000 Active 232 DOM
8. 2026-06-09
   days on market $185,000 Active 229 DOM
9. 2026-06-08
   days on market $185,000 Active 228 DOM
10. 2026-06-07
    days on market $185,000 Active 227 DOM
11. 2026-06-04
    days on market $185,000 Active 224 DOM
12. 2026-06-03
    days on market $185,000 Active 223 DOM
13. 2026-06-02
    days on market $185,000 Active 222 DOM
14. 2026-06-01
    days on market $185,000 Active 221 DOM
15. 2026-05-31
    days on market $185,000 Active 220 DOM
16. 2025-10-23
    listed $185,000 Active 236-char remark

    Show marketing remark (236 chars)

    Beautiful home located in Fruition new community all age Mobile Home Park features 3 bedrooms 2 bathroom open kitchen to living room, small shed, carport for 2 vehicles . Don't miss out on this great opportunity home is only 1 year old.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,108
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,049
• − Management: −$3,049
• − Depreciation: −$5,382
• Taxable income: $12,566
• Est. tax owed @ 24.0%: −$3,016
• After-tax cash flow: $11,748/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New flooring in bathrooms — Improves aesthetics and functionality in high-traffic areas.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality in high-traffic areas. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

Amenities C Commute B+ Cost of living F Crime F Employment A- Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 22,934
• Household income: $81,886
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 900.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 27% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1%
• Common ancestry: Italian 2% Portuguese 2% American 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 57% English-only · Spanish 41% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.22%
• Current HPI: 457.2511
• Rent YoY: ▲ 0.13%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2025-10-23 Listed $185,000 CRMLS